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HomeMy WebLinkAbout1995/10/04 - Minutes October 4, 1995 CITY OF RANCHO CUCAMONGA CITY COUNCIL MINUTES Regular Meeting A. CALL TO ORDER A regular meeting of the Rancho Cucamonga City Council was held on Wednesday, October 4, 1995, in the Council Chambers of the Civic Center, located at 10500 Civic Center Drive, Rancho Cucamonga, California. The meeting was called to order at 7:12 p.m. by Mayor William J. Alexander. Present were Councilmembers: Paul Biane, Rex Gutierrez, Diane Williams, and Mayor William J. Alexander. Also present were: Jack Lam, City Manager; Ralph Hanson, Deputy City Attorney; Linda Do Daniels, Redevelopment Manager; Brad Bullet, City Planner; Steve Hayes, Associate Planner; Brent Le Count, Associate Planner; Scott Murphy, Associate Planner; Alan Warren, Associate Planner; Joe O'Neil, City Engineer; Betty Miller, Associate Engineer; Jim Martin, Plan Check Coordinator; Robert Dominguez, Administrative Services Director; Sandy Ramirez, Resource Services Supervisor; Joan Kruse, Purchasing Agent; Jim Frost, City Treasurer; Deborah Clark, Library Manager; Diane O'Neal, Management Analyst II; Susan Mickey, Management Analyst I; Chief Dennis Michael, Rancho Cucamonga Fire Protection District; Capt. Ron Bieberdorf, Rancho Cucamonga Police Department; and Debra J. Adams, City Clerk. Absent was Councilmember: James Curatalo. B. ANNOUNCEMENTS/PRESENTATIONS BI. Presentation to the City Council of Donations Received Commemorating the First Anniversary of the Rancho Cucamonga Library. Presentation made by Laura Muna-Landa, Library Boardmember. Mayor Alexander commended the Library staff and the Commission for all their work and also commended Paul and Diane Williams for all the time they have given to the Library to make it a success. C. COMMUNICATIONS FROM THE PUBLIC C1. Tony Mize, Southern California Housing Development Corporation and Habitat for Humanity, presented the Council plaques for the Habitat project. He also had a plaque for Jack Lam for the City's support of this program. Councilmember Gutierrez also commended those in the community who helped with this project. City Council Minutes October 4, 1995 Page 2 C2. Don Kurth, 10569 Apple, President of the Chamber of Commerce, stated that the Council knows how the Chamber feels about the utility tax and that they have some decisions to now make about this. He invited everyone to attend the Grape Harvest Festival this weekend and share in the festivities. C3. Douglas Pure, 7970 Layton, commented on the information that has come out about Proposition 62. He asked that the Council repeal the Utility Tax immediately. D. CONSENT CALENDAR D1. Approval of Minutes: September 6, 1995 D2. Approval of Warrants, Register Nos. 9/6/95, 9/13/85 and 9/20/95; and Payroll ending 8/24/95 for the total amount of $2,419,138.30. D3. Alcoholic Beverage Application for Off-Sale Beer and Wine for Unnamed Business, Nighat and Sheikh Rashid Hamid, 9032 Archibald Avenue. D4. Approval of extension of Comcast Cable T.V. Franchise. RESOLUTION NO. 91-012V A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, EXTENDING COUNTY OF SAN BERNARDINO FRANCHISE LICENSE WITH COMCAST CABLE T.V. FOR 90 DAYS UPON EXPIRATION OF CURRENT LICENSE WITHIN THE CITY OF RANCHO CUCAMONGA D5. Approval of Banner Applications. D6. Approval to declare surplus miscellaneous City owned equipment. D7. Approval to Parcel Map and Ordering the Annexation to Landscape Maintenance District No. 1 and Street Lighting Maintenance District Nos. 1 and 2 for Parcel Map 14238, located on the east side of Hellman Avenue, south of 19th Street, submitted by LaszIo Vass. RESOLUTION NO. 95-129 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, APPROVING PARCEL MAP NO. 14238 RESOLUTION NO. 95-130 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, ORDERING THE ANNEXATION OF CERTAIN TERRITORY TO LANDSCAPE MAINTENANCE DISTRICT NO. 1 AND STREET LIGHTING MAINTENANCE DISTRICT NOS. 1 AND 2 FOR PARCEL MAP 14238 City Council Minutes October 4, 1995 Page 3 D8. Approval to execute a Professional Services Agreement (CO 95-067) with Willdan Associates for Assessment Engineering Services related to a request by property owners in South Etiwanda to form an Assessment District for the amount of $21,109.00 (funded by proponents). D9. Approval to execute Reimbursement Agreements (CO 95-068) with certain property owners in South Etiwanda to cover consultant costs associated with a proposed Assessment District as requested by the property owners. D10. Approval to execute a contract (CO 95-069) with Becker & Bell, Inc., consultants, to perform a classification and compensation study for the City and Fire District in an amount not to exceed $30,000.00 to be funded from Account No. 01-4265-6028. D11. Approval to execute Improvement Agreement, Improvement Security and Ordering the Annexation to Landscape Maintenance District No. 3B and Street Lighting Maintenance District Nos. 1 and 6 for Conditional Use Permit No. 94-30, located at the southeast corner of Base Line Road and Carnelian Avenue, submitted by McDonald's Corporation. RESOLUTION NO. 95-131 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, APPROVING THE IMPROVEMENT AGREEMENT AND SECURITY FOR CONDITIONAL USE PERMIT NO. 94-30 RESOLUTION NO. 95-132 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, ORDERING THE ANNEXATION OF CERTAIN TERRITORY TO LANDSCAPE MAINTENANCE DISTRICT NO. 3B AND STREET LIGHTING MAINTENANCE DISTRICT NOS. 1 AND 6 FOR CONDITIONAL USE PERMIT NO. 94-30 D12. Approval to execute Improvement Agreement and Security for Conditional use Permit No. 95-06, located at the southeast corner of Foothill Boulevard and Aspen Street (Parcel No. 1 of Parcel Map 14635, submitted by Gourmet Systems of California, Incorporated). RESOLUTION NO. 95-133 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, APPROVING THE IMPROVEMENT AGREEMENT AND SECURITY FOR CONDITIONAL USE PERMIT NO. 95-06 D13. Approval to execute Improvement Agreement Extension for Tract 13753, located on the north side of Ellena Street, north of Base Line Road, submitted by Lewis Homes. RESOLUTION NO. 95-134 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, APPROVING IMPROVEMENT AGREEMENT EXTENSION AND IMPROVEMENT SECURITY FOR TRACT 13753 City Council Minutes October 4, 1995 Page 4 D14. Approval to accept Improvements, Release of Bonds and File a Notice of Completion for 6864 Hellman Avenue. Release: Faithful Performance Irrevocable Authority to Pay $ 8,000.00 Labor and Material Irrevocable Authority to Pay 4,000.00 RESOLUTION NO. 95-135 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, ACCEPTING THE PUBLIC IMPROVEMENTS FOR 6864 HELLMAN AVENUE AND AUTHORIZING THE FILING OF A NOTICE OF COMPLETION FOR THE WORK D15. Approval to accept the Nineteenth Street Improvements, from Carnelian Street to Amethyst Street Project, Contract No. 93-052, as Complete, Release the Bonds and authorize the City Engineer to file a Notice of Completion and approve the final contract amount of $731,814.46. RESOLUTION NO. 95-136 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, ACCEPTING THE PUBLIC IMPROVEMENTS FOR NINETEENTH STREET IMPROVEMENTS, FROM CARNELIAN STREET TO AMETHYST STREET PROJECT AND AUTHORIZING THE FILING OF A NOTICE OF COMPLETION FOR THE WORK D16. Approval to accept the Rochester Avenue-Rancho Cucamonga High School Mitigation Program for Landscaping the Rochester Avenue East Side Parkway (LMD No. 2), from Victoria Park Lane to Highland Avenue Project, Contract No. 94-031, as Complete, Release the Bonds and authorize the City Engineer to file a Notice of Completion and approve the final contract amount of $190,142.11. RESOLUTION NO. 95-137 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, ACCEPTING THE PUBLIC IMPROVEMENTS FOR ROCHESTER AVENUE-RANCHO CUCAMONGA HIGH SCHOOL MITIGATION PROGRAM FOR LANDSCAPING THE ROCHESTER AVENUE EAST SIDE PARKWAY (LMD NO. 2), FROM VICTORIA PARK LANE TO HIGHLAND AVENUE PROJECT AND AUTHORIZING THE FILING OF A NOTICE OF COMPLETION FOR THE WORK MOTION: moved by Gutierrez, seconded by Biane to approve the recommendations in the staff reports contained in the Consent Calendar. Motion carried unanimously, 4-0-1 (Curatalo absent). E. CONSENT ORDINANCES No items were submitted. City Council Minutes October4, 1995 Page 5 F. ADVERTISED PUBLIC HEARINGS Fl. CONSIDERATION OF A MODIFICATION TO CONDITIONAL USE PERMIT 93-46 - FLORES - An appeal of the Planning Commission's denial of a request to modify the approved site plan and certain conditions of approval for a previously approved gas station and mini-market in the Community Commercial designation of the Foothill Boulevard Specific Plan (Subarea 2), located at the southeast corner of Foothill Boulevard and Vineyard Avenue - APN: 208-192-06 and 07. (Continued from September 20, 1995) Staff update was given by Jack Lam, City Manager, requesting action by Council this evening. Councilmember Curatalo asked if the applicant would be able to move forward. Brad Buller, City Planner, stated yes and that they may want to speak. Mayor Alexander opened the meeting for public hearing, Addressing the City Council was: Duff Murphy representing Mr. Flores, and Mr. Yakamoto, also present on Mr. Flores' behalf, stated the Flores' are ready to move forward and need to do so soon. He stated the Flores' were ready to close their station in Pasadena and are ready to open this one as soon as possible. He asked that the Council approve the Resolution. There being no further response, the public hearing was closed. RESOLUTION NO. 95-138 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA APPROVING A MODIFICATION TO CONDITIONAL USE. PERMIT 93-46, A REQUEST TO MODIFY THE APPROVED SITE PLAN AND CERTAIN CONDITIONS OF APPROVAL FOR A PREVIOUSLY APPROVED GAS STATION AND MINI-MARKET IN THE COMMUNITY COMMERCIAL DESIGNATION OF THE FOOTHILL BOULEVARD SPECIFIC PLAN (SUBAREA 2), LOCATED AT THE SOUTHEAST CORNER OF FOOTHILL BOULEVARD AND VINEYARD AVENUE AND MAKING FINDINGS IN SUPPORT THEREOF - APN: 208-192-06 AND 07 MOTION: Moved by Williams, seconded by Gutierrez to approve Resolution No. 95-138. Motion carried unanimously, 4-0-1 (Curatalo absent). ITEMS F2, F3 AND F4 WERE CONSIDERED AT THE SAME TIME. F2. CONSIDERATION OF ENVIRONMENTAL ASSESSMENT AND GENERAL PLAN AMENDMENT 95- 01B - LEWIS DEVELOPMENT CO. - A request to change the land use designation from Medium Residential (8-14 dwelling units per acre) to Community Commercial for 47.3 acres bounded by Foothill Boulevard on the south, Rochester Avenue on the east, the future Poplar Drive and future Church Street on the north, and the future Orchard Avenue on the west and to High Residential (24-30 dwelling units per acre) for 19.2 acres bounded by the future Poplar Drive and future Church Street on the north, the future Orchard Avenue on the City Council Minutes October 4, 1995 Page 6 west, and the proposed Community Commercial designation on the south. The City will also consider Commercial, Medium Residential (8-14 dwelling units per acre), and Medium-High Residential (14-24 dwelling units per acre) -APN: 0227-151-18 and 24. Staff recommends issuance of a Negative Declaration. Related Files: Terra Vista Community Plan Amendment 95-01, Conditional Use Permit 95-11, and Parcel Map 14022. CONSIDERATION OF ENVIRONMENTAL ASSESSMENT AND TERRA VISTA COMMUNITY PLAN AMENDMENT 95-01 - LEWIS DEVELOPMENT CO. - A request to change the land use district from "MOC" (Mixed Use Office/Commercial/Residential) to "CC" (Community Commercial) for 47.3 acres bounded by Foothill Boulevard on the south, Rochester Avenue on the east, the future Poplar Drive and future Church Street on the north, and the future Orchard Avenue on the west and to "H" (High, 24-30 dwelling units per acre) for 19.2 acres of land bounded by the future Poplar Drive and future Church Street on the north, the future Orchard Avenue on the west, and the proposed Community Commercial designation on the south. The City will also consider "C" (Commercial), "M" (Medium, 8-14 dwelling units per acre), and MH (Medium High, 14-24 dwelling units per acre). The changes include amending portions of the text and various tables and graphic exhibits of the community plan to implement design features of the proposed land use designations - APN: 0227-151-18 and 24. Staff recommends issuance of a Negative Declaration. Related Files: General Plan Amendment 95-01B, Conditional Use Permit 95-11, and Parcel Map 14022. Staff report presented by Alan Warren, Associate Planner and Steve Hayes, Associate Planner. Mayor Alexander opened the meeting for public hearing. Addressing with City Council were: Gary Luque, Lewis Development Company, stated that regarding the land use portion of the project, the recommendation for the zoning for the residential portion should be Medium High instead of High. He asked for the Council to look at page 186 and pointed out that they have a ceiling as to how much residential they can do in Terra Vista. They felt the proper planning for this project was to incorporate the High Density residential behind the Town Center, and they felt it was appropriate to have High Density residential behind the Terra Vista Promenade project also. Councilmember Williams asked if they would trade off on another area that already is planned for High Density residential. Mr. Luque, Lewis Development, stated the net result would be to have lower density elsewhere in Terra Vista so they could have it in this area. Councilmember Gutierrez felt it would be a good idea to have the higher density right behind Home Depot and not farther away. He stated he could see where he was coming from and felt the trade off idea was good. Councilmember Williams asked if this would be three story. Mr. Luque, Lewis Development, stated it would be at a maximum of two story residential above parking. It would not be three stories of residential. Councilmember Williams asked if this would be sticking up above the center or what. Mr. Luque, Lewis Development, stated the residential portion of the property would be ten feet above the commercial project as it stands right now. He stated the setback minimum is 100 feet. He also commented if the elevation exceeds that level, the setback would then have to increase. Councilmember Williams asked if it would be better to have a conceptual design of the project and then come in and ask for a density change because it would be easier to see exactly what is happening. City Council Minutes October 4, 1995 Page 7 Mr. Luque, Lewis Development, stated the Planning Commission felt they could go up or down in density ranges, but stated they felt it was consistent planning for the project and wanted to establish it now if possible Mayor Alexander asked if under the terms that Mr. Luque is talking about, would it change the recommendation of the Planning Commission. Brad Buller, City Planner, stated yes that the applicant is still wanting to go with what was proposed to the Planning Commission which is the High Density. He stated the original text of the Community Plan called for Mixed Office Commercial. Under that designation the Commission realized there was a combination of 19 acres of Medium High and 10 acres of Medium, which is 8 - 14 and 14 - 24 dwelling unites per acre respectively. He stated the applicant's request is to take the 29 acres, consolidate it down into what is being proposed, 16 acres, and raise the intensity of the development to more urban. He stated the Commission did not agree with this and said lets go with Medium High at this time and leave the door open depending on what the plans will show. Mr. Luque, Lewis Development,.asked if they could wait to install Orchard until they develop the phase near that street. He stated they will be building at Rochester first because of the three phases they have set for this area, or install Orchard to go through because of traffic study results. Greg Hawksworth, Lewis Development, added that basically the additional reason for the phasing is that as they have gone through the process of trying to get the project planned, at least three tenants they have had deals with have changed. He stated to try and line up 6 or 7 tenants simultaneously and build those all at one time makes the building of the second phase very difficult. He stated this allows for the project to go along and for the City to get the revenues generated, and the retailers to come in a couple at a time or individually as opposed to waiting to complete the project at one time. Steve Martino, 10161 Woodridge Drive, stated he did not have any objections to the project. He asked that at some time the use of the land be considered to be used for retail use only and not include contracting and that type of thing. He asked if this could come back at a future matter for the Council to consider. He felt their business license should include retail operations only and not include a contract license. Rick Nelson, Hoyt's Ace Hardware, stated the Council should consider the neatness of the property at times when deliveries are made. He stated he is concerned about the looks of it and what they do in the City. He stated he was concerned about the noise that might come from the project. Greg Hawksworth, Lewis Development, stated that these concerns were addressed in the Planning Commission meetings and have been taken care of. There being no further response, the public hearing was closed. Councilmember Williams asked where the signals would be installed at. Brad Buller, City Planner, pointed this out to her on the map. Councilmember Williams reiterated that she felt Orchard should go through when "H & C" pads are constructed. Gary Luque, Lewis.Development, stated yes. City Council Minutes October 4, 1995 Page 8 Councilmember Gutierrez stated he agreed with Councilmember Williams' concerns and that he felt Orchard should go in when that phase is near it's construction. He stated of all the people he has been talking to in the community, everyone wants Home Depot to come in. He felt this would create a lot of sales tax for the city. RESOLUTION NO. 95-139 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, APPROVING GENERAL PLAN AMENDMENT 95- 01B TO CHANGE THE LAND USE MAP FROM MEDIUM RESIDENTIAL (8-14 DWELLING UNITS PER ACRE) TO COMMUNITY COMMERCIAL FOR APPROXIMATELY 47.3 ACRES OF LAND AND TO HIGH RESIDENTIAL (24 TO 30 DWELLING UNITS PER ACRE) FOR APPROXIMATELY 19.2 ACRES OF LAND BOUNDED BY FOOTHILL BOULEVARD ON THE SOUTH, ROCHESTER AVENUE ON THE EAST, THE FUTURE POPLAR DRIVE AND FUTURE CHURCH STREET ON THE NORTH, AND THE FUTURE ORCHARD AVENUE ON THE WEST, AND MAKING FINDINGS IN SUPPORT THEREOF- APN: 0227-151-18 AND 24 MOTION: Moved by Biane, seconded by Gutierrez to approve Resolution No. 95-139 as amended. Motion carried unanimously, 4-0-1 (Curatalo absent). Debra J. Adams, City Clerk, read the title of Ordinance No. 550. ORDINANCE NO. 550 (first reading) AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, APPROVING TERRA VISTA COMMUNITY PLAN AMENDMENT 95-01 TO CHANGE THE LAND USE MAP FROM "MIXED USE, OFFICE, COMMERCIAL, RESIDENTIAL" TO COMMUNITY COMMERCIAL FOR APPROXIMATELY 47.3 ACRES OF LAND AND TO HIGH RESIDENTIAL (24-30 DWELLING UNITS PER ACRE) FOR APPROXIMATELY 19.2 ACRES OF LAND BOUNDED BY FOOTHILL BOULEVARD ON THE SOUTH, ROCHESTER AVENUE ON THE EAST, THE FUTURE POPLAR DRIVE AND FUTURE CHURCH STREET ON THE NORTH, AND THE FUTURE ORCHARD AVENUE ON THE WEST, AND TO MAKE CHANGES TO PORTIONS OF THE TEXT AND GRAPHIC EXHIBITS OF THE COMMUNITY PLAN TO IMPLEMENT DESIGN FEATURES OF THE LAND USE DESIGNATIONS - APN: 0227-151-18 AND 24. MOTION: Moved by Williams, seconded by Biane to waive full reading and set second reading of Ordinance No. 550 for October 18, 1995. Motion carried unanimously, 4-0-1 (Curatalo absent). Councilmember Williams inquired why the street name of "Orchard" was being used because there is already a street in the City with the same name. Brad Buller, City Planner, stated she was right and would have this changed. F3. CONSIDERATION OF ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT 95-11 - LEWIS DEVELOPMENT CO. - The proposed development of an integrated shopping center totaling 495,736 square feet on 47.33 acres of land with proposed phase one consisting of a 132,065 square foot Home Depot City Council Minutes October 4, 1995 Page 9 home improvement center in the Mixed Use (Commercial, Office, Residential) District of the Terra Vista Community Plan, located at the northwest corner of Foothill Boulevard and Rochester Avenue - APN: 227-151-18 and 24. Staff recommends issuance of a Negative Declaration. Related Files: General Plan Amendment 95-01B, Terra Vista Community Plan Amendment 95-01, and Parcel Map 14022. See Item F2 for discussion. RESOLUTION NO. 95-140 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 95- 11 FOR THE DEVELOPMENT OF AN INTEGRATED SHOPPING CENTER TOTALING APPROXIMATELY 495,736 SQUARE FEET ON 47.33 ACRES OF LAND WITH PROPOSED PHASE ONE CONSISTING OF A 132,065 SQUARE FOOT HOME DEPOT HOME IMPROVEMENT CENTER IN THE MIXED USE (OFFICE, COMMERCIAL, RESIDENTIAL) DISTRICT OF THE TERRA VISTA COMMUNITY PLAN, LOCATED AT THE NORTHWEST CORNER OF FOOTHILL BOULEVARD AND ROCHESTER AVENUE AND MAKING FINDINGS IN SUPPORT THEREOF - APN: 227-151-18 AND 24. MOTION: Moved by Biane, seconded by Williams to approve Resolution No. 95-140. Motion carried unanimously, 4-0-1 (Curatalo absent). F4. CONSIDERATION OF ENVIRONMENTAL ASSESSMENT AND TENTATIVE PARCEL MAP 14022 - LEWIS DEVELOPMENT CO. - A subdivision of 66.5 acres of land into 12 parcels in the Mixed Use Development District of the Terra Vista Community Plan, located at the northwest corner of Foothill Boulevard and Rochester Avenue - APN 227-151-18 and 24. Related files: General Plan Amendment 95-01B, Terra Vista Community Plan Amendment 95-01 and Conditional Use Permit 95-11. See Item F2 for discussion. RESOLUTION NO. 95-141 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, CONDITIONALLY APPROVING TENTATIVE PARCEL MAP NUMBER 14022, LOCATED AT THE NORTHWEST CORNER OF FOOTHILL BOULEVARD AND ROCHESTER AVENUE, AND MAKING FINDINGS IN SUPPORT THEREOF - APN: 227-151-18 AND 24 MOTION: Moved by Biane, seconded by Williams to approve Resolution No. 95-141. Motion carried unanimously, 4-0-1 (Curatalo absent). G. PUBLIC HEARINGS No items were submitted. City Council Minutes October 4, 1995 Page 10 H. CITY MANAGER'S STAFF REPORTS No items were submitted. I. COUNCIL BUSINESS No items were submitted. J. IDENTIFICATION OF ITEMS FOR NEXT MEETING No items were identified for the next meeting. K. COMMUNICATIONS FROM THE PUBLIC No communications were made from the public. L. ADJOURNMENT MOTION: Moved by Gutierrez, seconded by Biane to adjourn. Motion carried unanimously, 4-0-1 (Curatalo absent). The meeting adjourned at 8:32 p.m. ectfully submitted, City Clerk Approved: November 1, 1995